12385 State Route CC · Rolla, MO 65401

$218,000

None bd · None ba · 2,054 sqft · MultiFamily · 250 Days on market

Built 1966 Fair condition 3.00 ac lot $106/sqft · 33% below area Est $323k · 33% under ↓ 7% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great investment opportunity! This duplex features two spacious units, each offering 3 bedrooms and 1 bath. One side is currently rented while the other is owner-occupied, providing flexibility for an investor or owner-occupant. Property includes a carport and sits on 3 beautiful acres, offering plenty of outdoor space and potential for future expansion. Excellent income potential in a peaceful setting!

Key facts

• Two spacious units
• Income potential
• Carport

Tags

• TWO SPACIOUS UNITS
• CARPORT
• 3 BEAUTIFUL ACRES
• OUTDOOR SPACE
• INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $218k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive. Per door: $237/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $218k).
• Recommended offer: $192k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.5% in Rolla — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#76 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D, commute F, employment D-.
• Rolla 31 (town): math 38% / reading 48% proficiency, ranked #118 of 324 in MO (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.2%/yr); 270 active listings in the ZIP; 162 units permitted in Phelps County in 2024 (83 in 5+ unit buildings).
• At $2,507/mo this rent would consume 54% of the median local household income ($56k/yr) (locally 1122% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Phelps County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $61k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Recommended offer $191,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (median comp): $323,330
• List price: $218,000
• Delta: -32.58%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 W Lions Club Dr	0.57mi	—/—	2,139 (+4%)	8mo	$339,000	$158	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $8,149
• Equity at exit: $32,505

10-year hold

• IRR: 17.1%
• Equity multiple: 2.74×
• Total profit: $106,423
• Equity at exit: $18,849

Cash invested: $61,040 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 65401

• Home prices YoY: -26.4%
• Rents YoY: 10.2%
• Active inventory: 270
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,507 medium
• Mortgage (P&I): −$1,143
• Tax est. 1.5%: −$272 /mo · $3,270/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $474

Break-even live

Break-even rent $1,907

Max offer price $218,000

Occupancy floor 76%

Sensitivity live

Price	-10% $625	-5% $549	+0% $474	+5% $399	+10% $323
Rent	-10% $276	-5% $375	+0% $474	+5% $573	+10% $672
Rate	-1.0pp $584	-0.5pp $529	base $474	+0.5pp $417	+1.0pp $360

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,508
Total (2 units)			$2,507

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $218,000 Active 250 DOM
2. 2026-06-19
   days on market $218,000 Active 248 DOM
3. 2026-06-18
   days on market $218,000 Active 247 DOM
4. 2026-06-17
   days on market $218,000 Active 246 DOM
5. 2026-06-16
   days on market $218,000 Active 245 DOM
6. 2026-06-15
   days on market $218,000 Active 244 DOM
7. 2026-06-14
   days on market $218,000 Active 242 DOM
8. 2026-06-12
   days on market $218,000 Active 241 DOM
9. 2026-06-09
   days on market $218,000 Active 238 DOM
10. 2026-06-08
    days on market $218,000 Active 237 DOM
11. 2026-06-07
    days on market $218,000 Active 236 DOM
12. 2026-06-02
    days on market $218,000 Active 231 DOM
13. 2026-06-01
    days on market $218,000 Active 230 DOM
14. 2026-05-31
    days on market $218,000 Active 229 DOM
15. 2026-05-30
    days on market $218,000 Active 228 DOM
16. 2026-01-28
    price $218,000 406-char remark

    Show marketing remark (406 chars)

    Great investment opportunity! This duplex features two spacious units, each offering 3 bedrooms and 1 bath. One side is currently rented while the other is owner-occupied, providing flexibility for an investor or owner-occupant. Property includes a carport and sits on 3 beautiful acres, offering plenty of outdoor space and potential for future expansion. Excellent income potential in a peaceful setting!

17. 2026-01-12
    price $220,000 406-char remark

    Show marketing remark (406 chars)

    Great investment opportunity! This duplex features two spacious units, each offering 3 bedrooms and 1 bath. One side is currently rented while the other is owner-occupied, providing flexibility for an investor or owner-occupant. Property includes a carport and sits on 3 beautiful acres, offering plenty of outdoor space and potential for future expansion. Excellent income potential in a peaceful setting!

18. 2025-12-04
    price $225,000 406-char remark

    Show marketing remark (406 chars)

    Great investment opportunity! This duplex features two spacious units, each offering 3 bedrooms and 1 bath. One side is currently rented while the other is owner-occupied, providing flexibility for an investor or owner-occupant. Property includes a carport and sits on 3 beautiful acres, offering plenty of outdoor space and potential for future expansion. Excellent income potential in a peaceful setting!

19. 2025-10-14
    listed $235,000 Active 406-char remark

    Show marketing remark (406 chars)

    Great investment opportunity! This duplex features two spacious units, each offering 3 bedrooms and 1 bath. One side is currently rented while the other is owner-occupied, providing flexibility for an investor or owner-occupant. Property includes a carport and sits on 3 beautiful acres, offering plenty of outdoor space and potential for future expansion. Excellent income potential in a peaceful setting!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,084
• − Mortgage interest: −$12,211
• − Property taxes: −$3,270
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − Depreciation: −$6,342
• Taxable income: $2,357
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $5,122/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate rehabilitation to improve its condition and increase its value. Immediate repairs and maintenance are needed to address structural and aesthetic issues, followed by updates to the interior spaces to enhance its appeal.

Repairs flagged

• Major carport — Structural damage
• Major exterior siding — Overgrown vegetation
• Major interior walls — Worn paint
• Major kitchen appliances — Outdated and cluttered
• Major bathroom fixtures — Outdated and cluttered
• Major carpet — Worn and outdated

Value-add opportunities

• Both Landscaping and exterior maintenance — Improves curb appeal and property value
• Both Interior cleaning and decluttering — Enhances the home's appearance and appeal
• Both Kitchen and bathroom updates — Modernizes the spaces and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
carport · Structural damage	Major	$15,000–50,000
exterior siding · Overgrown vegetation	Major	$15,000–50,000
interior walls · Worn paint	Major	$15,000–50,000
kitchen appliances · Outdated and cluttered	Major	$15,000–50,000
bathroom fixtures · Outdated and cluttered	Major	$15,000–50,000
carpet · Worn and outdated	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Landscaping and exterior maintenance — Improves curb appeal and property value ↑
• Both Interior cleaning and decluttering — Enhances the home's appearance and appeal ↑
• Both Kitchen and bathroom updates — Modernizes the spaces and increases appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rolla 31
• NCES district ID: 2926890
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $40,057
• Composite: 36.0/100
• National rank: #4786
• State rank: #118 of 324 in MO

Livability — Rolla

• Score: 73/100
• State rank: #76
• US rank: #5115

Category grades

Amenities B- Commute F Cost of living A+ Crime D Employment D- Housing A- Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Phelps County · 42,017 people
• City population: 32,714
• Metro: Rolla, MO
• Population (ZIP): 32,714
• Household income: $56,081
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1122.0

Population outlook (Phelps County) Hauer SSP2

• Today (2025): 44,188 people
• By 2030: 43,524 · -1.5%
• By 2040: 41,211 · -6.7%
• By 2050: 38,977 · -11.8%
• By 2075: 33,846 · -23.4%
• By 2100: 27,828 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 2%
• Foreign-born: 6% · China, Canada
• Languages at home: 93% English-only · Chinese 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Phelps

• 2024 margin: Solid R (+42.9) · D 27.9% · R 70.8% · Other 1.3%
• 2008→2024 swing: -20.7pp toward R · 2008: -22.2pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+40.1 2016: R+42.9 2012: R+33.5 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.69%
• Current HPI: 172.421
• Rent YoY: ▲ 10.25%
• Metro: Rolla, MO
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

-7.2% since first listed

4 events — show timeline

• 2026-01-28 Price Changed $218,000 MARIS as Distributed by MLS Grid
• 2026-01-12 Price Changed $220,000 MARIS as Distributed by MLS Grid
• 2025-12-04 Price Changed $225,000 MARIS as Distributed by MLS Grid
• 2025-10-14 Listed $235,000 MARIS as Distributed by MLS Grid